Site Visit Checklist: What to Check Before You Finalise a Property
Most site visits end the same way: a walk through the show flat, a few photos, a sales conversation and a feeling about the place. That feeling is useful, but it is not evidence. A site visit is the only point in the buying process where the brochure, the broker's description and the official records can all be tested against the real property.
The Short Answer: What Should You Check Before Finalising a Property?
A useful site visit has three parts.
Before you go: find the project's RERA registration number and search it yourself on the state RERA portal.
On site: measure the home, test what can be tested, and ask for the area statement, approvals and agreement terms.
After you leave: match what you saw and heard with official records, and pay no more than a token amount until you have read the draft agreement for sale.
Section 13 of the RERA Act is a useful anchor here. It says a promoter cannot take an advance or application fee above 10% of the cost of the property until a written agreement for sale has been signed and registered. (Official fact: Real Estate (Regulation and Development) Act, 2016.)
What is a Site Visit for, and What can it Not Tell You?
A property site visit is a structured inspection in which you compare three things: what the seller claims, what official records establish, and what you can see and measure yourself.
What the listing or seller says
What official records establish
What you should check on site
"The project is RERA registered"
The state RERA portal shows the promoter, registered phase, status and registered completion date
The registration number on the hoarding, brochure and receipt matches the portal entry for the same phase and tower
"It is a 2 BHK of a certain size"
Carpet area is the statutory measure under Section 2(k) of the RERA Act and should appear in the project details and agreement
Measure each room and compare with the floor plan
"All approvals are in place"
Sanctions from the relevant development authority or local body
Ask for the sanction letter and match your plot or building to the sanctioned plan
"The land is clear"
Land records and registered documents
Ask who the seller is and match the name and survey or khasra number to the records
"Same finish as the sample flat"
The specification list attached to the agreement for sale
Compare the sample or ready flat against that list, not against the sales pitch
"Possession by a stated date"
Registered completion date and the date in the agreement
Compare visible construction progress with the timeline
What a visit cannot do is confirm legal title, hidden structural condition or whether the paperwork is complete. It is the first filter, not the final check. A buyer still needs to verify records with the relevant authority or a qualified professional before committing.
What Should You Do Before You Leave for the Site?
Preparation decides how much you learn in an hour on site.
1. Search the RERA number yourself. For a project in Jaipur, use the Rajasthan RERA portal. For Nagpur, use MahaRERA. Search by the registration number rather than the marketing name, because projects often have phases, wings and different brand names. Check the promoter's name, the phase or tower you are being shown, the project status and the registered completion date. Do not rely on a screenshot sent by the seller.
2. Understand when a RERA number may be missing. Some small projects are exempt from registration under Section 3(2) of the Act. A missing registration is not automatically a red flag, but ask for the basis of the exemption in writing.
3. Ask for documents in advance. Request the floor plan, the area statement showing carpet area, balcony area and saleable area, a price sheet with every charge, the draft agreement for sale and the approval letters.
4. Fix your own criteria first. Write down your budget, must-haves and deal-breakers before the visit, so the site does not set your standards for you.
5. Pack a few simple tools. A measuring tape, a phone charger to test sockets, a torch, a notebook and a printed floor plan are enough.
6. Choose the hour carefully. Go at the time you would actually be living there: a weekday evening for traffic and noise, a bright afternoon for sunlight and heat.
How Do You Check the Carpet Area and the Real Price per Square Foot?
Carpet area is the net usable floor area of an apartment. Under Section 2(k) of the RERA Act it excludes external walls, service shafts, the exclusive balcony or verandah and the exclusive open terrace, but it includes the internal partition walls. (Official fact: text of Section 2(k) as reproduced in a Haryana RERA regulation.)
"Super built-up" or "saleable" area is different. It is a market term that adds a share of common areas, and developers and agreements define it differently. A Haryana RERA regulation of 2021 noted that the Act itself does not define super area and that its components vary widely between agreements. For a buyer, the practical lesson is to ask for the carpet area and a component-wise break-up of any larger figure.
What Should You Check Inside the Home?
Spend time in the rooms instead of admiring the view. Use this table as a quick guide.
Area
What to do
What it may point to
Walls and ceilings
Look for damp patches, hairline cracks and peeling paint, especially near bathrooms and on the top floor
Seepage or leakage
Doors and windows
Open, close and lock every one; check alignment and gaps
Workmanship quality
Water supply
Run taps together, flush toilets, check pressure and drainage; ask about the water source
Reliability of supply
Electrical points
Test sockets with a charger; count points against the plan; look at the distribution board
Mismatch with specifications
Flooring and tiles
Tap tiles for a hollow sound; look for uneven joints or slopes
Poor laying or levelling
Kitchen and bathrooms
Check slope towards drains, ventilation and exhaust points
Moisture and odour issues later
Light and ventilation
Note sunlight, cross-ventilation and street noise at your visit hour
Day-to-day livability
Mobile and internet signal
Check signal inside the rooms
Work-from-home suitability
A sample flat is a marketing tool, not the contract. Section 14 of the RERA Act requires the promoter to build according to the plans, layouts and specifications approved by the competent authorities. Once plans and specifications have been shared with a buyer, the promoter cannot change them without the buyer's consent, apart from limited minor changes. So ask for the specification list and amenities to be attached to the agreement for sale. (Official fact: Section 14, RERA Act, 2016.)
What Should You Check in the Building, Society and Neighbourhood?
A good flat in a poorly run building is a poor purchase. Walk beyond the flat.
Common areas: staircases, lift condition, lobby, terrace access and visible fire exits and fire equipment.
Parking: whether your slot is allotted and marked, and how vehicles move in and out.
Utilities: water storage and source, power backup, drainage and waste handling.
Running costs: maintenance charges, who collects them, and whether any corpus or deposit applies.
Access: width and condition of the approach road, and how it behaves during peak hours.
Surroundings: nearby construction, noise, open drains, and the actual travel time to your workplace, school or hospital at your usual hours rather than the distance on a map.
People: if the building is occupied, talk to residents about water, maintenance, lift downtime and what happened during the last monsoon.
Under-Construction, Ready-to-Move or Resale: What Changes at the Visit?
Type of property
Extra things to check
Under-construction
Compare visible progress with the registered completion date; confirm your tower is part of the registered phase; check the payment schedule against construction stages; read the specification list
Ready-to-move (new)
Ask for the occupancy or completion papers, which confirm the building has been cleared as habitable for possession; make a dated snag list of defects and give it to the promoter in writing
Resale
Confirm the seller's identity against ownership papers; ask for society records and any pending dues; ask whether any loan or charge exists on the property; plan to verify the chain of documents
For new homes, note that under Section 14(3) of the RERA Act, a structural or workmanship defect reported to the promoter within five years of possession must be fixed at no extra charge within 30 days. A written, dated snag list helps you use that protection. (Official fact: Section 14(3), RERA Act, 2016.)
What Should Jaipur and Nagpur Buyers Add to the Checklist?
The regulators, records and risks differ by city, so the checklist should too.
Jaipur: Confirm the Approval Trail, Not Just the Brochure
Project registration: use the Rajasthan RERA portal for registered projects.
Approvals: the Jaipur Development Authority (JDA) is the planning and approval authority for the Jaipur region. For a plot or villa, ask whether the colony or scheme is JDA-approved and what title document comes with your plot, such as a JDA patta or lease deed, or only an allotment letter from a society. An explainer by a chartered accountancy firm notes that JDA issues the patta while a society issues only a land allotment letter. (Industry commentary; confirm with JDA.)
Land records: Apna Khata is the Rajasthan Revenue Department's online land-record portal, where buyers can view the jamabandi (record of rights) and khasra details for a parcel.
Registered transactions: the Rajasthan Registration and Stamps Department's e-Panjiyan portal is where an encumbrance certificate of registered transactions on a property can be requested.
Why it matters: a February 2026 news report described JDA demolishing new unauthorised colonies at an early stage on about 30 bigha of agricultural land. [VERIFY] (News report.) For buyers, the lesson is that a developed-looking site is not proof of approval.
Older parts of the city: if the property is in the walled city or close to protected monuments, ask the relevant authority whether any building restrictions apply before you commit.
Nagpur: Visit Once in the Rain
Project registration: use MahaRERA for registered projects.
Approvals: for plots in the metropolitan region, ask for the layout sanction from the Nagpur Metropolitan Region Development Authority (NMRDA). Older layouts may carry sanctions from the Nagpur Improvement Trust (NIT). Ask the authority to confirm the status in writing. In Nagpur layout sales you may also hear about a release letter for each plot; ask what it is and confirm its role with NMRDA before paying. [VERIFY]
Land records: Maharashtra's Mahabhulekh portal provides the 7/12 extract for rural land and the property card for urban properties. A digitally signed copy is the version meant for official use.
Monsoon test: The Hitavada reported on 6 July 2026 that a single heavy spell of about 70.6 mm of rain left residential colonies, arterial roads and underpasses waterlogged in several parts of Nagpur. A later report on an RTI response (2 August 2026) said the Nagpur Municipal Corporation has itself identified 70 flood hotspots, 77 low-lying areas and 59 flood-prone basements. (News reports of civic data.)
What this means for buyers: drainage cannot be judged on a dry day. Look at plot or building level compared with the road, where stormwater leaves the area, and whether parking is in a basement. Ask residents what the last monsoon looked like, and consider visiting during or just after heavy rain. (HomeVerse analysis.)
What Should You Settle Before Paying a Booking Amount?
Take these points in writing before money changes hands.
A receipt that states what the amount is for, the unit or plot being held, the RERA number and the refund or cancellation terms.
A copy of the draft agreement for sale, read before you pay anything beyond a token amount.
A full price sheet that lists every charge on top of the base price, with the carpet area stated.
The specification and amenity list that will be attached to the agreement.
The possession date and what happens if it is delayed.
A payment schedule linked to construction stages for an under-construction home.
Check your financing at the same time. Offers from multiple banks and housing finance companies can help buyers compare financing options before committing. A lender may also review the project's papers, so it is better to share them early than to discover a problem after you have paid.
Which Mistakes Do Buyers Make at Site Visits?
Treating one visit as enough. A second visit at a different hour often shows what the first one hid.
Judging by the sample flat. The agreement, not the show flat, decides what you get.
Letting the seller control the route. Walk the approach road, the back of the building and the neighbouring plots on your own.
Photographing finishes but not paperwork. Photograph the RERA board, approval boards and the area statement too.
Paying "to hold" the home on a verbal assurance. Without a written receipt and terms, you have little to rely on.
Assuming registration equals quality. RERA registration brings disclosure and accountability, but it does not replace your own inspection. (HomeVerse analysis.)
A site visit also has limits. It cannot confirm legal title, and a visual check cannot reveal every construction defect. For a high-value purchase, consider a qualified civil engineer or a property lawyer.
A One-Page Checklist to Carry
Before the visit
Search the RERA number on the state portal and note the phase, status and completion date.
Collect the floor plan, area statement, price sheet, draft agreement and approvals.
Write down your budget, must-haves and deal-breakers.
At the site
Measure rooms and compare with the carpet area.
Test taps, drains, sockets, doors, windows and signal.
Inspect walls and ceilings for damp and cracks.
Walk the common areas, parking, approach road and surroundings.
Ask for sanction letters, the specification list and maintenance details.
Note the drainage and ground level for your plot or building.
After the visit
Match the seller's papers with the RERA entry and the land records.
Compare the effective price per carpet sq ft across your shortlist.
Check financing options.
Read the draft agreement before paying beyond a token.
Visit again at a different hour.
Frequently Asked Questions
How many site visits should I make before finalising a property?
There is no fixed number. As a practical rule, visit at least twice, at different times of day, and add a visit after heavy rain if you are buying in a city where waterlogging is a known concern, such as Nagpur.
Is a RERA number enough to decide that a project is safe?
No. A RERA number tells you the project is registered and gives access to disclosures such as the promoter, status and completion date. You still need to check approvals, land records, the agreement and the property itself.
Which documents should I ask for during a site visit?
Ask for the RERA registration number, the floor plan, an area statement showing carpet area, the price sheet with all charges, the draft agreement for sale, the approval or sanction letters and the specification list. For a plot, also ask for the sanctioned layout plan and the title papers.
Can I rely on the sample flat?
Use it to understand layout and finish, but not as a promise.
Should I take an engineer or expert along?
It can help, particularly for resale homes or large purchases. An engineer can assess visible structural concerns, and a property lawyer can review title and the agreement. Neither can guarantee that no problem exists.
Conclusion
A site visit works best when it is treated as an inspection, not a tour. Prepare the documents, measure what you are paying for, test what can be tested, and match the seller's claims with official records before you pay. If the visit raises more questions than it answers, that is useful information too.
This article is for general information and does not constitute legal, financial or investment advice. Rules, rates and market conditions change. Please verify details with the relevant authority or a qualified professional before making a decision.
Last verified: October 2026.
Sources
Real Estate (Regulation and Development) Act, 2016, Section 14, "Adherence to sanctioned plans and project specifications by the promoter" (text via the Income Tax Department's legislation page).
Real Estate (Regulation and Development) Act, 2016, Section 13, no advance above 10% before a written agreement for sale (secondary reproduction on Courtbook).
Haryana Real Estate Regulatory Authority, Gurugram, Sale of Apartments/Floors in a Real Estate Project on the Basis of Carpet Area Regulations, 2021 (Haryana Government Gazette, 18 May 2021), which reproduces Section 2(k) of the Act and refers to Sections 3(2) and 14(3): regulation PDF.
The Hitavada, "Heavy rain exposes NMC's monsoon readiness", 6 July 2026: article.
The Hitavada, "Rs 14.78 cr spent on river cleaning in 5 yrs, still water-logging persists", 2 August 2026: article.
Patrika, report on JDA action against illegal colonies, 15 February 2026 (news report; [VERIFY] before publishing).
Official bodies referred to by name: Rajasthan Real Estate Regulatory Authority, Jaipur Development Authority, Rajasthan Revenue Department (Apna Khata), Rajasthan Registration and Stamps Department (e-Panjiyan), MahaRERA, Nagpur Metropolitan Region Development Authority, Nagpur Improvement Trust, Maharashtra land records (Mahabhulekh).
